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Portfolio of Land for Conversion in Kwazulu-Natal

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Portfolio of Land for Conversion in Kwazulu-Natal PORTFOLIO OF LAND FOR CONVERSION CONTENTS INTRODUCTION 2 KEY CONCEPTS 3 DEMAND DRIVERS 5 POSSIBLE 5-YEAR SALES outcoMES 11 LAND CONVERSION AND DEVELOPMENT MODEL 12 PORTFOLIO OF LAND FOR CONVERSION 14 IN KWAZULU-NATAL LAND CONVERSION PORTFOLIO Areas where commercial negotiations have commenced 18 or are likely to commence over the next 24 months Land from which sales are expected to come within 5 years 41 Land where sales are anticipated to commence beyond 5 years 50 PORTFOLIO OVERVIEW MAP 52 01 PORTFOLIO OF LAND FOR CONVERSION INTRODUction Tongaat Hulett has an unequalled portfolio of some authorities and the Ingonyama Trust has led to the establishment 8 026 developable hectares of land in prime locations in of 79 primary cooperatives, spanning 21 traditional authorities, KwaZulu-Natal. A growing momentum is being achieved in with a principal membership of over 6 000 and the creation various activities that lead to value creation in and unlock of some 7 175 direct new agricultural jobs. Collaboration with from this portfolio, including strengthening demand drivers, many of the same agencies takes place in the land conversion unlocking infrastructure at key points, securing release from process around land tenure and management, land use agriculture and other development approvals, while executing optimization, infrastructure (including renewable energy), optimal sales strategies across the various parcels of land that development of markets, empowerment and transformation make up the portfolio. The emphasis of these activities is on initiatives and the development of sustainable urban areas. 3 736 developable hectares from which sales are expected to come within five years. Land sales derive from underlying One of the key objectives is to develop and grow the presence demand for real estate for a variety of uses. These demand of black property developers, owners and service providers drivers are described in detail in this portfolio document. The throughout the property value chain. The last year has seen table on page 16 gives guidance regarding possible sales notable progress in this regard. outcomes over a five-year period, while that on page 20 details those areas where commercial negotiations have commenced This document updates that published in May 2015 and is or are likely to commence over the next 24 months. The intended to provide an updated overview of Tongaat Hulett’s conversion of the land portfolio is a key enabler of Tongaat portfolio of prime land in KwaZulu-Natal, further progress made Hulett’s drive to achieve value creation for all stakeholders on key demand drivers, current dynamics and the company’s through an all-inclusive approach to growth and development. overarching strategic vision and approach to land conversion activities. Details relating to conversion status, intended Successful land management and conversion of land to its usage, profit and sales dynamics are provided for each of the highest value use near a major city such as Durban or in an area with natural endowments such as the north coast of land assets from which sales are anticipated to come over the KwaZulu-Natal is an important opportunity for business and next five years, with further emphasis on those areas where government to collaborate to create value for society. It is major commercial negotiations have commenced or are likely to enabler of regional competitiveness, investment, economic commence over the next 24 months. development, industry transformation and social delivery. It contains details of the transactions concluded in the six Land conversion is a collaborative exercise between multiple months to 30 September 2015, during which 65 developable role-players and cannot be undertaken sustainably in the hectares were sold, generating profit of R576 million, following long term in isolation from successful rural development and the two previous financial years 2013/14 and 2014/15 during competitive, livable cities. In KwaZulu-Natal, Tongaat Hulett which sales of 259 developable hectares generating profit of has established working relationships with provincial and local R1,08 billion and 108 developable hectares generating profit of authorities in the inextricably linked areas of sugar cane and R829 million were concluded respectively. rural development activities. The planting of 28 687 hectares in the past four years and partnerships with the national The following table provides an overview of recent profit Department of Rural Development and Land Reform, the Jobs generated per developable hectare for a representative range Fund, the KwaZulu-Natal Provincial Government, various local of locations and land uses: PROFIT GENERATED AREA DESCRIPTION (R million per developable hectare) RIDGESIDE Prime, high-density, urban mixed use precinct with sea views 34 UMHLANGA RIDGE TOWN CENTRE High-density, urban mixed use precinct 25 to 39 IZINGA / KINDLEWOOD Low-density, high-end residential 3.5 to 6.7 CORNUBIA INDUSTRIAL Light industrial, logistics, warehousing and business park 6 to 9.5 AND BUSINESS ESTATE CORNUBIA RETAIL PARK TOWN General business, offices, retail 7 to 11.8 CENTRE AND N2 BUSINESS PARK Long-term land, far from shovel ready and without clear land use or MOUNT MORELAND NORTH 2.4 infrastructure in place SIBAYA NODE 1 Low to medium density, mid-market to high-end residential 8.7 to 17.7 The purpose of the document is to communicate to a wide range of stakeholders the extent to which the portfolio’s scale and location, combined with optimised land use throughout the land conversion cycle, collaborative long-term strategic planning and investment in urban land-use design, infrastructure and market development, create a platform for a catalytic and transformative impact on the value to be created from the land conversion process for an extremely broad range of stakeholders. The portfolio update is intended to be a “living” document, with updates to be produced on at least a biannual basis and will be available for download at www.tongaat.com. 02 KEY CONCEPTS HECTARES Gross hectares refers to the total area of land, defined by a line LAND WHERE SALES ARE ANTICIPATED TO around its boundary. It is a reasonably exact figure, amended COMMENCE BEYOND A 5 YEAR PERIOD only through refined detailed survey. For land in this category, ongoing analysis is carried out on Within the gross hectares of a land asset, some portions are changing market dynamics, infrastructural developments allocated for purposes other than development, including land and government strategies and policy to ensure the early that is environmentally important, very steep or geologically identification of opportunities to accelerate the process unsuitable. Deducting the areas of these ‘undevelopable’ of conversion. Planning processes, in collaboration with portions from the gross hectare area results in an approximate stakeholders, towards getting all these land assets to a area of developable hectares of land that is suitable for shovel ready state are underway. development. LAND ANTICIPATED TO BE SOLD BEFORE Early assessments are made of the developable extents of all BECOMING SHOVEL READY land assets and are refined as planning progresses through various stages. The need to conclude sales that make more land available early for priority social and economic initiatives is increasing. To achieve this, in certain cases it is of value to conclude sales CATEGORISATION OF THE LAND PORTFOLIO on land that is not yet shovel ready. The most prominent instance of this currently is for the provision of government Based on consideration of demand under current market subsidised housing. 930 developable hectares have been conditions and interest, the anticipated timelines to shovel earmarked for this purpose, of which 722 developable ready, infrastructural availability and the intended commercial hectares lie within areas from which sales are expected to approach and style of selling, the land portfolio is categorised come within five years. as follows: PROFIT LAND FROM WHICH SALES ARE EXPECTED TO COME WITHIN 5 YEARS Profit is a product of sales revenue, which is an outcome of choices regarding land usage and density, pricing strategy, These are land assets located in areas that enjoy substantial commercial approach and timing; and conversion cost. In policy support from government for conversion, on which this document, an indication of profit or of a range of profit processes toward shovel ready and provision of necessary is provided, based on current market dynamics and what is infrastructure have commenced and for which it is assessed currently being achieved. The profit indication is the cash profit that demand exists or is expected to exist within the period after costs, without any escalation or discounting for time. based on an assessment of the various demand drivers, as described on page 5-10. URBANISATION AND DENSIFICATION Within this category, certain land assets have been Considerations of equity, accessibility and efficiency within featured in those areas where commercial negotiations a context of increasing urbanisation, have led to a policy have commenced or are likely to commence over the next environment that encourages densification of South African 24 months. These are highlighted in the tables on pages 16 cities. According to estimates by the United Nations, by and 20 and are individually described in pages 21 to 40 of 2030, 71 percent of the South African population will live the document. in urban areas and by 2050 this figure will have increased
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